Since The Fire Safety (England) Regulations 2022 came into force in January 2023, responsible persons of multi-occupancy buildings of over 11 metres in height have faced new obligations.
Here we’ll be explaining the fire door responsibilities outlined in the regulations, and exploring whether a specialist inspection is required to ensure compliance.
Why Did the Rules Change?
Following the catastrophic fire at Grenfell Tower in London, an inquiry was carried out in an attempt to narrow down the reasons for the tragedy. One of the findings from the inquiry was that the fire doors in the building didn’t work as they should have- likely due to disrepair or damage.
The phase one report noted that
“Fire doors play an essential role in preventing or inhibiting the spread of smoke and toxic gasses and in preserving the effective compartmentation of buildings.”
Because of this, the Government changed the legal requirements of property managers of multi-occupancy blocks in England to include the regular inspection of fire doors.
What Are The Requirements?
Since the 23rd January 2023, it has been a legal requirement for those responsible for multi-occupied residential buildings of over 11 metres in height to:
- undertake quarterly checks of all communal fire doors (including self-closing devices) in common parts of the building
- undertake (on a best endeavour basis) annual checks of all flat entrance doors, including self-closing devices, that lead onto the building’s common parts
The regulations also require property managers to “provide to residents of all multi-occupied residential buildings with two or more sets of domestic premises (that have common parts) information on the importance of fire doors to a building’s fire safety.”
What Does That Mean in Practice?
The first point is fairly straightforward; every 3 months, property managers need to carry out a visual inspection of all the fire doors in the common parts of their building.
The second part requires checks on individual flat entry doors that lead to a common area; referring to a ‘best endeavour basis’ due to the need for access to individual units.
The Governments provided notes on this which state that “it will be for responsible persons to determine the best approach to engage with residents in order to get access to undertake the annual checks of flat entrance doors. This could include the responsible person agreeing with residents a date, so access can be granted.”
As for the third point, the information you need to provide to residents should include guidance re:
- The importance of keeping doors closed
- The dangers of tampering with doors and self-closing devices
- The importance of reporting any faults or damage to doors or self-closing devices immediately
This information should be provided to all residents (in whichever accessible format is preferred) when they move in and on an annual basis from there on.
Who Can Carry Out the Inspections?
The Government’s notes on the new requirements state that responsible persons are allowed to carry out the new inspections themselves. They provide a checklist of considerations for the responsible person to use while carrying out the inspection.
They should be checking:
- If there has been any alteration or damage to a door’s glazing apertures or air transfer grille
- If there are any gaps around the door frame
- That seals and hinges are fitted correctly
- That the door closer shuts the door
- That the door closes correctly around the whole frame
- That there is no visible damage (either deliberate or from wear and tear) to the door or door closer
Should You Instruct a Specialist?
For the sake of peace of mind for you and your residents, as well as saving you time, we would recommend asking a specialist to carry out your quarterly and annual checks. A specialist will know exactly what to look for, and their input will speed up any remedial works deemed necessary.
A specialist should certainly be instructed if any issues are found during your own checks- the Government notes suggest that
“if any issues are identified from these checks, it might be appropriate to undertake more detailed checks of doors (or the self-closing device)…This could include engaging a specialist.”
If you, as the responsible person, feel that an expert eye is needed to ensure your compliance and to uphold resident safety, then asking your fire risk inspector to complete the basic quarterly and annual checks alongside the usual assessments may be best. This can also help to ensure a trail of paperwork that will ensure you can evidence your compliance with the regulations.
As fire safety specialists, we’re more than happy to support you with general fire risk assessments as well as the annual and quarterly fire door inspections you need to undertake. Feel free to get in touch with our friendly team if you have any questions or would like further information.
We’re happy to advise with no obligation.
4site Consulting provide independent residential and commercial assessments and surveys for owners and managers of property.
A family run company at its core, 4site Consulting completes in excess of 9,000 property visits each year for property professionals across the UK. They employ all advisors directly, never sub-contracting, to control and maintain consistency and quality of reporting, providing the best service and keeping prices realistic and stable.
